Rustico/casale in Frazione Valzella 14
PUOS D'ALPAGO - proponiamo in vendita nella frazione di Valzella una porzione di fabbricato rustico da ristrutturare. La posizione panoramica e la bella vista aperta sul lago di Santa Croce rendono questa proprietà unica nel suo genere. Ideale per chi volesse una comoda soluzione di pace e di riposo, immersa nella…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €42,000 plus an estimated €60,500 renovation cost, the effective price is about €1,100/m² versus a local reference of €317/m². The rustic portion requires renovation, and the listing provides only one photo with no clear details on legal dwelling status or technical condition.
More on the house and the area
The open view toward Lake Santa Croce and quiet natural setting sound highly appealing, but they are not verifiable from the available image. This is a 55 sqm rustic property to renovate, with no confirmed bathroom, bedroom, or livable interior, so it is better viewed as a scenic project than a ready home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€22,000 – €32,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Rustic portion explicitly requires renovation and has no listed bathroom or bedroom.
- Only a placeholder image is available, so the claimed lake view and exterior character cannot be verified.
- Likely a substantial project rather than a move-in-ready home.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 78/100The cluster is in the Alpago basin under the Belluno Prealps, with the Cansiglio plateau and forest to the southeast and the higher Dolomite groups visible farther north outside the immediate radius. Lake Santa Croce lies in the basin and is the main water feature of the area. Part of the Cansiglio area is protected within the Cansiglio regional reserve/forest system on the Veneto–Friuli side. The nearest ski lifts are the small Pian del Cansiglio area, roughly a half-hour drive depending on the exact hamlet; the larger Dolomite ski domains are farther away and do not define the immediate surroundings. Belluno is the nearest provincial town of size, with full services, shops and rail connections. The area is known for the lake, forested prealpine slopes, and wind sports on Lake Santa Croce.